24372 4th St · Trempealeau, WI 54661

$119,900

4 bd · 1.0 ba · 1,385 sqft · Other · 20 Days on market

Built 1857 0.36 ac lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONE PARTY LISTING. Currently a 4 bedroom, 1 bath unit in the lower level w/ an updated kitchen. Main level is unfinished.

Key facts

• Alley access
• Pullouts
• Metal roof

Tags

• KITCHEN REMODELED
• SOFT CLOSE CABINETS
• PULLOUTS
• ISLAND
• METAL ROOF
• ALLEY ACCESS

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Zoned R1; Information on year built from appraisal
• Construction: Wood construction
• Exterior features: Wood exterior; Lot less than 1/2 acre

Interior

• Kitchen: Kitchen with island; Refrigerator; Range/Oven; Dishwasher
• Bedrooms: Master bedroom (Lower) — 11 x 10; Bedroom 2 (Lower) — 11 x 10; Bedroom 3 (Lower) — 10 x 9; Bedroom 4 (Lower) — 11 x 10
• Bathrooms: Full bathroom with shower-over-tub
• Heating & cooling: Wall furnace; Electric and natural gas heating; Window air conditioner
• Interior features: Finished full basement
• Laundry & utility: Washer/Dryer combo; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#291 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Galesville-Ettrick-Trempealeau School District (rural): math 42% / reading 43% proficiency, ranked #121 of 342 in WI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Galesville-Ettrick-Trempealeau High (math 32% / reading 27%, grade F, #228 of 483 statewide, top 52%, 403 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Galesville-Ettrick-Trempealeau School District average; the district grade overstates school quality for this exact location.
• Market conditions: 30 active listings in the ZIP; 150 units permitted in Trempealeau County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Trempealeau County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1857 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1857 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-376
• Equity at exit: $17,877

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $24,208
• Equity at exit: $10,367

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 54661

• Home prices YoY: -17.6%
• Active inventory: 30
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $299

Break-even live

Break-even rent $1,007

Max offer price $119,900

Occupancy floor 73%

Sensitivity live

Price	-10% $367	-5% $333	+0% $299	+5% $265	+10% $231
Rent	-10% $190	-5% $244	+0% $299	+5% $354	+10% $409
Rate	-1.0pp $360	-0.5pp $330	base $299	+0.5pp $268	+1.0pp $236

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   status $119,900 Pending 20 DOM
2. 2026-06-15
   days on market $119,900 Active 20 DOM
3. 2026-06-14
   days on market $119,900 Active 18 DOM
4. 2026-06-12
   days on market $119,900 Active 17 DOM
5. 2026-06-09
   days on market $119,900 Active 14 DOM
6. 2026-06-08
   days on market $119,900 Active 13 DOM
7. 2026-06-07
   days on market $119,900 Active 12 DOM
8. 2026-06-05
   days on market $119,900 Active 9 DOM
9. 2026-06-03
   days on market $119,900 Active 8 DOM
10. 2026-06-02
    days on market $119,900 Active 7 DOM
11. 2026-06-01
    days on market $119,900 Active 6 DOM
12. 2026-05-31
    days on market $119,900 Active 5 DOM
13. 2026-05-30
    days on market $119,900 Active 4 DOM
14. 2026-05-26
    listed $119,900 Active
15. 2022-02-16
    soldstatus $89,900
16. 2022-02-15
    soldstatus $89,900 121-char remark

    Show marketing remark (121 chars)

    ONE PARTY LISTING. Currently a 4 bedroom, 1 bath unit in the lower level w/ an updated kitchen. Main level is unfinished.

17. 2022-01-12
    listed $89,900 121-char remark

    Show marketing remark (121 chars)

    ONE PARTY LISTING. Currently a 4 bedroom, 1 bath unit in the lower level w/ an updated kitchen. Main level is unfinished.

18. 2005-09-22
    soldstatus $66,100
19. 2005-09-20
    soldstatus $66,027 394-char remark

    Show marketing remark (394 chars)

    YOU'LL BE IN 7TH HEAVEN WHEN YOU SEE THE ENDLESS POSSIBLITIES WITH THIS CHURCH. CONVERT IT INTO A UNIQUE HOUSE. 3248 SF, OAK FLRS, 18' CEILINGS, STAINED GLASS WINDOWS & A 40X27 RECEPTION AREA IN LOWER LEVEL W/ EGRESS WINDOWS & 2 EXITS & A KITCHEN. INCLD-STOVE, 2 PEWS, & ORIGINAL BLUEPRINTS. CLOSE TO SCHOOL & PARK. BE DIFFERENT THAN EVERYONE ELSE W/ THIS PROPERTY.

20. 2003-06-13
    soldstatus $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $1,405 · $117/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$406/yr (+$34/mo · 28.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,633
• − Mortgage interest: −$6,716
• − Property taxes: −$1,405
• − Insurance: −$600
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,488
• Taxable income: $1,762
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,167/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Galesville-Ettrick-Trempealeau School District
• NCES district ID: 5504960
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $55,370
• Composite: 37.08/100
• National rank: #4502
• State rank: #121 of 342 in WI

Livability — Trempealeau

• Score: 70/100
• State rank: #291
• US rank: #7603

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trempealeau, WI
• Population (ZIP): 3,788

Population outlook (Trempealeau County) Hauer SSP2

• Today (2025): 30,452 people
• By 2030: 30,904 · +1.5%
• By 2040: 31,623 · +3.8%
• By 2050: 31,864 · +4.6%
• By 2075: 32,768 · +7.6%
• By 2100: 31,624 · +3.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 25% Romanian 16% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Trempealeau

• 2024 margin: Strong R (+21.4) · D 38.7% · R 60.1% · Other 1.2%
• 2008→2024 swing: -47.8pp toward R · 2008: 26.4pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+16.6 2016: R+12.7 2012: D+14.1 2008: D+26.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.36%
• Current HPI: 222.1595
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

+71.5% since first listed

7 events — show timeline

• 2026-05-26 Listed $119,900 METROMLS
• 2022-02-16 Sold (Public Records) $89,900 Public Records
• 2022-02-15 Sold (MLS) $89,900 METROMLS
• 2022-01-12 Listed $89,900 METROMLS
• 2005-09-22 Sold (Public Records) $66,100 Public Records
• 2005-09-20 Sold (MLS) $66,027 METROMLS
• 2003-06-13 Sold (Public Records) $69,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,405 · +2.3% YoY. Source: county tax records.